Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51915, -0.46583

UB7 8RB— Yiewsley, Hillingdon

Location and area intelligence for UB7 8RB, Yiewsley, Hillingdon

The family fortress

 

Schools 67%Safety 80/100Transport 18/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
46
Safety
80
Schools
56
Transport
18
Environment
86
Investment
54

The bottom line

UB7 8RB offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: 64 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB7 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for UB7 8RB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB7 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Rabbsfarm Primary School

Not yet inspected · Inspected Jun 2025 · 7 min walk

KS2: 102.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 4 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 25 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

71.1 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences32%
Drug offences26%
Other20%
Vehicle crime9%
Anti-social behaviour8%
Burglary4%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.7km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area76.7 m²

EPC breakdown

C
11%
D
9%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Semi 5%Terraced 70%Flat 25%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£191,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2020 · CAGR

+6.9%

Total change

+396%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.1%

per year

Acceleration

+19.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached6.7%
Terraced86.7%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£65k-3.7%1
Post-dot-com plateau2002–2004£69k£83k+20.4%1.3
Pre-crash peak2006–2006£196k£196k+0%1
GFC & correction2010–2010£195k£195k+0%1
Help-to-Buy recovery2013–2015£210k£270k+28.6%1.3
Pandemic surge2020–2020£335k£335k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Drayton Rail StationGreat Western Railway line
13.3 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
14 min walk
West DraytonNational Rail
14 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
38 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
40 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
45 min walk
No bus stops within 400m

25

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria70 min ↑
Waterloo ★64 min
Canary Wharf67 min ↑
City68 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park583m
Santander docks (800m)0
Nearest cycle dock16.0 km

Nearby car parks

🅿️
Car Park C
623m
🅿️
Car Park E· yes
691m
🅿️
Car Park D
743m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.0 km

Energy

Solar: 860 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield860.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OTTERFIELD MEDICAL CENTRE

25 OTTERFIELD ROAD, YIEWSLEY, UB7 8PE

7 min walk

86%

Recommend GP

86%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 836 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: George & Dragon (726 m)

Nearest supermarketFamily Sari Sari Store · 725 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

915m

Post office

Nearby shops

Falling Lane Local Store242 m
Yiewsley Superstore247 m
Silver Stores651 m
Eazy Mart697 m

Nearby cafes

Alma Lusa792 m

Nearby restaurants

Western Fried Chicken & Fish238 m
Grill Shack244 m
Bombay Spice245 m
West Drayton Kebab Centre721 m

Nearby pubs

George & Dragon726 m

Nearby gyms

PureGym774 m

Nearby pharmacies

Phillips Pharmacy852 m
Yiewsley Pharmacy928 m

Nearby health

Hillingdon Hospital774 m
Yiewsley Health Centre972 m
Food hygiene (5-star)40% of 15

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

TIMERYDER PRODUCTIONS LTD

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

10.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,513m
Crossrail 2 route21,023m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,577 nationally

1,759

Est. population

9,363/km²

58%

Employed

27%

Degree educated

£39,300

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

26%
22%
21%
20%
Under 1826%
18–3422%
35–4921%
50–6420%
65+10%

Tenure

16%
23%
21%
38%
Own outright16%
Own (mortgage)23%
Private rent21%
Social rent38%
Shared ownership2%

Ethnicity

48%
24%
White British48%
White Other10%
Asian24%
Black10%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household24%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent38%
Private rent21%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
6
Local approval rate
93%
Borough approval rate
84%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
132 homes · LAND AT, LAND AT, LOWDELL CLOSE, UB7
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, LOWDELL CLOSE, UB7132 homes
completed
LAND AT FORMER ALLOTMENT GARDENS, LAND AT FORMER ALLOTMENT GARDENS, FALLING LANE, UB773 homes
completed
FORMER ALLOTMENT LAND, FORMER ALLOTMENT LAND, ROYAL LANE, UB749 homes
completed
YIEWSLEY COMMUNAL GARDENS, YIEWSLEY COMMUNAL GARDENS, FALLING LANE, GORSE WALK, UB716 homes
completed
91-93, 91-93, Falling Lane, West Drayton, UB7 8AD8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.9%
Ward turnout
34%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Naser Mohammed Issa AbbyLabour
Sital PunjaLabour

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Key facts for UB7 8RB

Full postcodeUB7 8RB
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.519151
Longitude-0.465833
Parliamentary constituencyUxbridge and South Ruislip
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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Ordnance
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